PDC - MINUTES 2020-06-25VILLAGE O F MINUTES OF THE JUNE 25, 2020
OAK B�99 , K REGULAR MEETING OF THE PLANNED
DEVELOPMENT COMMISSION OF THE
VILLAGE OF OAK BROOK
APPROVED AS AMENDED ON JULY 23, 2020
1. CALL TO ORDER:
2.
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The Regular Meeting of the Planned Development Commission was called to order
by Chairwoman Tropinski via Zoom teleconferencing at 7:02 p.m.
Rnr T. CAT r -
Gail Polanek called the roll with the following persons
PRESENT: Chairwoman Marcia Tropinski, Vice Chairman Wayne Ziemer,
Members Jeffrey Bulin, Natalie Cappetta, Thomas Doyle, Raju Iyer
and Steven Young
IN ATTENDANCE: Trustee John Baar, Development Services Director Tony
Budzikowski, Fire Chief Barry Liss, Police Chief James Kruger,
Public Works Superintendent Rick Valent, Village Attorney Michael
Castaldo III, Village Consultant Engineer James Patterson, Village
Planner Rebecca Von Drasek, and Planning Technician Gail Polanek
APPROVAL OF MINUTES
CALL TO ORDER
ROLL CALL
MINUTES
REGULAR PLANNED DEVELOPMENT COMMISSION MEETING OF OCTOBER 24, 2019
OCTOBER 24, 2019
Motion by Member Bulin, seconded by Member Doyle to approve the minutes of the
October 24, 2019 Regular Planned Development Commission meeting as written.
ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Doyle, Iyer, Young, Vice Chairman
Ziemer and Chairwoman Tropinski
Nays: 0 — Motion Carried.
UNFINISHED BUSINESS
There was no unfinished business.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 1 of 12
June 25, 2020
UNFINISHED
BUSINESS
Chairwoman Tropinski explained that consistent with the Governor Pritzker's April
1, 2020 Executive Order #2020-18 declaring a State of Emergency related to the
emergence of the coronavirus (COVID-19) and in guidance with the Centers for
Disease Control and the Illinois Department of Public Health, in person meetings and
hearings would NOT be conducted by the Village in the Samuel E. Dean Board
Room at the Butler Government Center. The entirety of the meeting would be
conducted virtually via online web conferencing system.
5. NEW BUSINESS NEW BUSINESS
5. A. PLANNED DEVELOPMENT — CASE NUMBER 2020-02-ZO-PUD — GW PUD -GW OAK
BROOK, LLC - 1717
OAK BROOK, LLC - PROPERTY OWNER — 1717 22ND STREET — THE 22NDSTREET-
OVERLOOK AT OAK BROOK PROPOSED REDEVELOPMENT FOR AT OVERLOOK
AT OAK BROOK
THE EXISTING MACY'S FURNITURE PROPERTY CONSISTING OF PROPOSED
RETAIL AND RESTAURANT DEVELOPMENT REDEVELOPMENT
Chairwoman Tropinski explained the legal authority to conduct the virtual public
meeting, the required process for public participation, there were no public written
comments received and there were two people preregistered to provide comments or
testimony telephonically during the meeting — Ted Johnson and Mike Stratus. She
reviewed the rules and procedures for discussion, deliberation and voting.
Director Tony Budzikowski thanked GW Properties for their patience since the
petition was initially scheduled for review in March. He noted GW Properties signed
a written waiver and consent to proceed with the virtual meeting. The meeting was
live and the Governor's Executive Order 2020-07 in regards to public meetings is as
follows:
"During the duration of the Gubernatorial Disaster Proclamation, the provisions
of the Open Meetings Act, 5 ILCS 120, requiring or relating to in-person
attendance by members of a public body are suspended. Specifically, (1) the
requirement in 5 ILCS 120/2.01 that "members of a public body must be
physically present" is suspended; and (2) the conditions in 5 ILCS 120/7 limiting
when remote participation is permitted are suspended. Public bodies are
encouraged to postpone consideration of public business where possible. When
a meeting is necessary, public bodies are encouraged to provide video, audio,
and/or telephonic access to meetings to ensure members of the public may
monitor the meeting, and to update their websites and social media feeds to keep
the public fully apprised of any modifications to their meeting schedules or the
format of their meetings due to COVID-19, as well their activities relating to
COVID-19."
All witnesses providing testimony were sworn in.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 2 of 12 June 25, 2020
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Mitch Goltz, GW Properties, Principal Owner, 2211 N. Elston Ave, Suite 304,
Chicago thanked the members and staff for the opportunity to present their petition.
The property was purchased from Macy's in order to create a commercial mixed-use
development.
A PowerPoint presentation was provided that included renderings of the proposed
development. The project would include the demolition of the Macy's furniture
building, the construction of seven new commercial buildings, upgrading all
infrastructure and utilities on the property and selling a portion of the property to the
adjacent neighbor Costco.
Oak Brook is a thriving restaurant and retail hub and the project has had no shortage
of interest. During the pandemic, they have been able to maintain strong
commitments from their proposed tenants. The site plan includes five buildings
along 22nd Street of which four are restaurants and one is a multi -use tenant.
Proposed restaurant tenants include, Lazy Dog Brewery, Panera Bread, Blackwood
BBQ, KURA, Wildberry Cafe and Olive Garden. The building on the south end of
the parcel will consist of approximately 15,000 square -feet of retail establishments.
The southwest corner of the property will be sold to Costco primarily to
accommodate parking for their employees.
A combined parking analysis concluded a peak parking demand of 425 spaces. The
development will provide a total of 473 spaces.
The landscape plan calls for clearing much of the existing landscaping on the east
end of the property. New landscaping will be installed along all streets and drive
islands.
Mr. Goltz discussed the potential tenants for each building.
BUILDINGS ALONG 22ND STREET
A. Lazy Dog Restaurant and Brewery based out of California has a wide
variety of foods, beer and spirits. Mostly open for lunch and dinner and has
a Sunday Brunch.
B. Panera Bread would be relocating from 16th Street with a fresh look and a
drive-thru.
C. A 12,000 square -foot Multi -tenant building would include Verizon, KURA
Sushi and Blackwood BBQ. The fourth tenant is still undecided.
D. Wildberry Cafe is a breakfast/lunch establishment with several locations
throughout Chicagoland.
E. Olive Garden would be relocating from Downers Grove with a new
prototype and fresh look.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 3 of 12 June 25, 2020
SOUTH (REAR) BUILDINGS
F. Veterinary Emergency Group based out of the East Coast. It would be their
first clinic in Chicago. As an emergency group, they do not see a lot of
patients or take up much parking. Peak hours are Sundays from 5 p.m. until
12:00 a.m.
G. Guidepost Montessori is a growing national brand that provides childcare.
The maximum number of students would be capped at 125 and require very
little parking.
The Overlook at Oak Brook ("The Overlook") is a $60M project that should generate
approximately $40M in sales revenue in addition to creating hundreds of job
opportunities.
Member Bulin questioned the location of the 5,000 square feet playground proposed
for Guidepost Montessori.
Mr. Goltz reviewed an exhibit showing the designated outdoor area between the
Montessori school and Veterinary clinic. He noted that it was a last minute change
and likely not included in the members packets.
Member Bulin inquired about the location of loading berths for each building and
that there was only one trash enclosure for all the buildings.
Mr. Goltz pointed out that all buildings have designated loading areas and that many
tenants have smaller vehicles that have deliveries during off peak hours. He noted
there were a total of three trash enclosures.
Member Bulin asked if there would be bicycle racks.
Daniel Miletic, Manhard Consulting, Civil Engineer, 116 Wet Illinois Street, 7th
Floor, Chicago responded that the current site plan did not include bike racks.
However, he saw several locations on the site map where they could be safely
installed.
Mr. Goltz stated he would ensure adequate bike parking.
Member Bulin questioned the height of the retaining walls and the plantings along
the southeast end of the development. He was concerned that the plan showed a 9 -
foot retaining wall with no surrounding plantings to soften it. He questioned if there
should be a safety guardrail along the retaining walls.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page of 12 June 25, 2020
Mr. Miletic responded that they were working with their landscape architect to ensure
the required tree screening would not cause root interference with the hardscape. The
retaining walls would blend in with the surrounding grading.
Member Bulin was curious about some missing survey materials and photographs
attachments in the wetlands report.
Mr. Miletic responded that he would provide those materials that were not included
in that they pertain to an area of wetlands that were not high quality. They are
working with the village and the county to bank that portion of wetlands.
Member Bulin questioned if an inventory was taken of existing plant material that
could be saved.
Mr. Miletic responded that a survey of the existing trees was done and they found
many of them were not worth saving.
Member Bulin asked if it was necessary for a fire truck to have accessibility to the
long parking area parallel to 22nd Street.
Mr. Miletic responded that there were fire hydrants located along 22"d Street and he
would inquire if they would be close enough to access the long, skinny drive aisle in
the parking area.
Fire Chief Liss noted that the width of the drive aisle would accommodate a fire
truck. If a car fire or medical emergency occurred, they would back out of the street,
which was not a concern for the Fire Department.
Member Iyer noted that he liked the project. He questioned the total number of
parking spaces and asked if Costco's parking lot would be accessible to an overflow
of The Overlook patrons?
Mr. Goltz responded that the original submission proposed 486 parking spaces. The
updated plan with two tenants in the rear portion of the project propose 466 spaces.
The original traffic study showed a peak demand of 425 spaces. A new study
included the two rear proposed users (a Montessori and a Vet Hospital) and the peak
demand went down to 375 spaces. Although there would be cross access with
Costco, they would not be sharing any parking.
Member Cappetta wanted to know how much the peak parking demand would
change if one of the buildings had a full service tenant as opposed to a restaurant
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page of 12
June 25, 2020
opened only for breakfast and lunch. She questioned if there would be an area to
walk pets near the veterinary hospital.
Mr. Goltz responded that it would not change the calculation since the peak study
timing was at 12:00 p.m. There is a small, designated space for dogs in the rear of
the building.
Vice Chairman Ziemer asked for an explanation of the stormwater detention as well
as the entrances and exits to the site.
Mr. Miletic responded that there was an existing above ground detention basin east
of the existing Macy's store. They plan to upgrade all of the stormwater facilities to
an underground basin in order to meet Village and County regulations. He identified
the area for the basin and the discharge located at the southeast corner of the site
during the PowerPoint presentation.
Mr. Goltz responded that the exits to the site would utilize the existing traffic light
on 22"d Street (by Macy's). The existing cross access point through their property to
the traffic light by Costco was shifted south to allow additional vehicle stacking
exiting at Costco.
Member Doyle questioned the procedures in place for the stacking of cars during
pick up and drop off at the Montessori school. He asked about the signage for The
Overlook.
Mr. Goltz responded that there would not be a pickup/drop off lane as parking spaces
would be provided along the west side of the building. Parents will need to park as
students must be signed in and out of school each day.
Mr. Goltz said that there is a proposed monument sign for multi -tenants (8 to 10
panels) east of the entrance that will comply with village code. They would also like
to add a sign at the southeast corner of the site visible to I88. They have earmarked
the corner of Route 83 and 22"d Street to provide a space available for Village of Oak
Brook sign if requested by the village. The signage proposal was not included in the
packet and would comply with Code.
Member Young inquired about safety for Montessori's outdoor area. He
recommended that protection from vehicles be in place for the area.
Mr. Goltz responded that the outdoor play area would be fenced and have
surrounding bollards installed.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page of 12
June 25, 2020
Member Young asked Chief Liss if Costco's gasoline tanks posed a risk to the
buildings in the proposed development.
Chief Liss replied there should not be a risk and that it was no different from any
other gas station located near a strip -mall, restaurant, etc. He noted that Costco's gas
pumps have automatic emergency shut -offs for any pump that might spill fuel so he
was not concerned.
Member Young was concerned with the amount of traffic the project would add to
an already very busy area and questioned if there were plans to alleviate the
congestion?
Mr. Goltz believed that when the project is developed cars would not see a benefit to
cutting through the property to access Costco, which is currently common.
Chairwoman Tropinski stated that the Planned Development standards call for an
integrated design of buildings and understood the Lazy Dog restaurant must look the
way it does due to their brand. However the Olive Garden had varying fagades and
was quite different from the other buildings.
Mr. Goltz explained the building designs for both restaurants are the newest
prototypes of the brands. The buildings designed by the developer would be of an
integrated design while allowing for some individual branding.
Member Doyle said that The Shops at Oak Brook Place shopping center have
continuity in both the building design and the signage color regardless of the
corporate logo. He asked if this project planned to do something similar and if
signage would be on both the front and back of the buildings.
Mr. Goltz replied they intend to allow each tenant to have their own distinct identity
while maintaining similar color and design on their logos. The monument sign would
also have cohesive colors and designs. Signage would be on both the front and back
of the buildings.
Member Doyle suggested that logo signage restrictions be added to tenant leases in
order to ensure continuity.
Mr. Goltz responded that they would create standards for tenant signage.
Member Doyle noted some building renderings showed signs on multiple sides and
asked if the signage renderings were within code.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 7 of 12
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June 25, 2020
Director Budzikowski replied that the applicant did not request any variations to the
sign regulations and that they would have to comply with the current sign code,
which allows signage on two facades of the buildings.
Member Cappetta discussed the requested waivers and asked about the approved
setback for Costco. She was concerned that continuing to allow reduced setbacks
along 22nd Street would inhibit the opportunity for road expansion if ever needed.
Director Budzikowski noted that Costco is setback 47 feet from building to property
line, and 75 feet from building to curb. The existing Macy's store is setback 139 feet
from building to property line and 170 feet from building to curb. The required
setback for the B-3 zoning district is 100 feet. The minimum setback waiver
requested was 68 feet. Other setback waivers were between 76 and 78 feet.
Planner Von Drasek added that Costco received its setback variation in 1998.
Mr. Goltz explained the 11 foot difference in requested setback waivers was due to
the decreased lot line in front of the proposed Olive Garden site due to 22nd Street
southbound right turn lane onto Route 83
Members Cappetta and Bulin discussed the landscape islands, mentioning the loss of
green space due to loading zones.
Member Cappetta was concerned that the amount of landscaping along 22nd Street
might be too extensive to the point of hiding the businesses.
Mr. Goltz had similar concerns. Visibility, privacy and screening were all
considerations.
Director Budzikowski agreed, but added there should be 100% screening of parked
cars along 22nd Street.
Chairwoman Tropinski called on Mike Stratus and Ted Johnson who signed up to
speak on the Zoom Conference and they were sworn in.
Mike Stratus, President, Intrepid Properties, 2311 22nd Street, Suite 208, Oak Brook
reported that he was Costco's site selector and manages their real estate activities in
the Midwest. He had a positive experience working with GW Properties and was in
support of the project. He appreciated the good working relationship Costco has had
with Village over the past 23 years. The goal for Costco in this PUD process has
been to mitigate parking issues. The Costco Oak Brook location is in the top 3 out
of 100 stores in the Midwest. They have an agreement to purchase an area of the
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 8 of 12 June 25, 2020
petitioner's property for employee parking and for seasonal expansion areas. Costco
had two concerns, that no buildings face west into the Costco parking lot and that the
traffic situation would actually work.
Ted Johnson, President, TJ Design Strategies, Ltd., 2311.22°a Street, Suite 208, Oak
Brook has worked with Mr. Stratus and Costco for over 20 years. He expressed
appreciation working with Village Planning Technician Polanek over that time. He
added that Mr. Goltz has been great to work with and accommodating to Costco's
requests and recommendations.
Chairwoman Tropinski noted that any additional public comments received prior to
the adjournment of the hearing would be incorporated into the record but not read
aloud. She asked the applicant if they felt there was were any technical difficulties
that negatively impacted their ability to present the petition.
Mr. Goltz confirmed that that they had no issues during their presentation of the
petition and were not negatively impacted.
Member Iyer expressed his excitement about The Overlook and said they look
forward to supporting local businesses.
Member Bulin asked for further explanation of Lazy Dog's outdoor dining and
landscape/barriers as he was concerned about the proximity to Panera's drive-thru.
Mr. Goltz reviewed the elevations of Lazy Dog and gave a detailed explanation of
the landscaping and bollards.
Director Budzikowski reviewed some of the recommended conditions in the Staff
Report and potential conditions that were discussed during the meeting. Consistency
with signage was a possible addition.
Mr. Goltz presented examples of monument signs and multi -tenant building that may
be appropriate for this site.
Member Bulin said he was not comfortable with condition #6 that limited design
features to a certain percentage.
Director Budzikowski noted the criteria was included to provide options for
architectural elements and was previously approved in the Oak Brook Commons
PUD.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page9 f 12
June 25, 2020
Motioned by Vice Chairman Ziemer, seconded by Member Young to recommend
approval of the planned development as requested (per the Staff Report conditions)
with the exception of the original condition #6 (Exterior insulation finish systems
("EIFS"), stucco, and materials deemed comparable by Development Services
Director, shall occupy no more than 25% of any building elevation, and shall comply
with all Village Code requirements concerning maintenance and installation. The
final design elevations shall be consistent with the design prototypes included in the
application materials), subject to the following conditions:
Compliance with Plans: The development, maintenance, and operation of the
property will be in substantial compliance with the plans and documents as
submitted, except for minor changes approved by the Development Services
Director and Village Manager in accordance with Section 13-15-8 of the Zoning
Ordinance. The final site plan should reflect changes made to the Costco cross
access, guardrails along the retaining walls and bollards at the Montessori play
area and any outdoor dining located along a drive isle or parking area as
approved by staff.
2. Final engineering approval shall be required prior to the issuance of the building
permit for the Development.
3. Final landscape plan approval shall be required prior to the issuance of the
building permit for the Development. Specific emphasis shall be given to the
perimeter landscape screening adjacent to 22nd Street parking areas whereby a
continuous screen in the form of an earth berm and landscaping of at least 4'
high shall be provided at the time of installation.
4. Final Subdivision Plat approval for the Development/Property shall be
required prior to the issuance of any permits for the Development/Property.
Said plat shall include all utility, stormwater, cross -access, shared parking
and sidewalk easements, and otherwise comply with the Village's
Subdivision Regulations.
5. Cross -access and shared parking easements shall be provided within the
development's surface parking lots. The cross -access and shared parking
easements must be in a form approved by the Village Attorney prior to
recordation, and must be approved prior to approval of the final plat of
subdivision for the property.
6. By separate motion.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 10 of 12 June 25, 2020
7. Covenants. Covenants must be recorded against the property in connection
with the development. The covenants and/or condominium declarations must
address the stormwater, property maintenance, cross -access, and other
conditions imposed by the Ordinance approving the planned development or
any agreement associated with the same. The covenants and/or condominium
declarations must be in a form approved by the Village Attorney prior to
recordation. The covenants and/or condominium declarations must be
approved by the Village Attorney prior to approval of the final plat of
subdivision for the property.
8. Trash enclosures shall be of a building material to match the proposed
buildings materials incorporating brick, stone or a similar product for design
consistency, aesthetics and long-term durability.
9. All sign proposals shall comply with applicable sign code regulations of the
Oak Brook zoning ordinance in addition to creating unified signage criteria.
10. Comply with all other Village Ordinance requirements at time of building permit
application except as specifically varied or waived.
ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Doyle, Iyer, Young, Vice Chairman
Ziemer and Chairwoman Tropinski
Nays: 0 — Motion Carried.
Motioned by Vice Chairman Ziemer, seconded by Member Bulin to revise the
original condition #6 to read as follows:
6. Exterior insulation finish systems ("EIFS"), stucco, and materials deemed
comparable by the Development Services Director, shall comply with all
Village Code requirements concerning maintenance and installation. The
final design elevations shall be consistent with the design prototypes included
in the application materials.
ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Doyle, Iyer, Young, Vice Chairman
Ziemer and Chairwoman Tropinski
Nays: 0 — Motion Carried.
The public hearing was concluded.
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 11 of 12 June 25, 2020
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6. OTHER BUSINESS OTHER
BUSINESS
There was no other business to discuss.
7. PUBLIC COMMENT
There was no public comment.
8. ADJOURNMENT:
Motion by Member Iyer, seconded by Vice Chairman Ziemer to adjourn the meeting
at 8:52 p.m. ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Doyle, Iyer, Young, Vice Chairman
Ziemer and Chairwoman Tropinski
Nays: 0 — Motion Carried.
ATTEST:
/s/ Tony Budzikowski
Tony Budzikowski
Development Services Director
Secretary
VILLAGE OF OAK BROOK
Regular Planned Development Commission Minutes Page 12 of 12 June 25, 2020
PUBLIC
COMMENT
ADJOURNMENT